Communicate, treat everyone with respect, and provide ample time.

-Anyone have insight into how the Edgewater area treats this issue?

I am a great negotiator who ensures all parties are treated fairly. 

This is the part of the tax law that controls whether the money we spent on fixing something on our property is treated as an expense or as a capital improvement.The Regulations I mentioned are extremely complex and confusing. 

I am putting minimal time in managing the manager and he is doing a great job and treating the place well. 

Everyone deserves to be treated fairly and ethically.  

People will deploy their capital where it is treated best. 

Most CPA will say they work with investors who own real estate all the time and that is probably technically true because so many people do have one or two properties, but that doesn't mean they treat their properties like investors, nor do those CPAs necessarily know how to take advantage of real estate tax rules.

As soon as she started to fall behind/be late more than once, I'd not renew her lease especially if tenants aren't communicating with you.If there is extensive mold, tell her to remove her items so you can treat the property. 

If you treat them like a commodity and someone who is stealing from you, why on earth would they bring you any opportunities?